@Ron SharpI would think that you should have a stronger reserve fund because you are right, you have no idea whether your future interest rate will be 5% or 15%. 

It not only agrees with you but makes a stronger statement: potential rental income must be included in my income!

For instance we've seen several interest rate hikes since the Trump administration came in and cap rates in Dallas have not moved up since the strong demand for these assets are proving a stronger counterbalance for now. 

Hello,I am an appraiser and real estate broker in the Madison, WI area who is looking to expand my real estate portfolio into cities with stronger cash flow opportunities and Memphis seems to be a strong contender.

On the other hand, it has made us stronger and more knowledgable.Because of the world of hard knocks that I have learned through being a Real Estate investor.

With approximately 8 months before moving time, I'd like to get a stronger handle on WHEN to begin working with a realtor, as well as HOW to find one with experience in owner-occupied investment properties.  

If you mix your knowledge, expertise, and add more tools to your tool kit then longer term you are in a much stronger position for the ups and downs. 

I still think I would look to deploy the $240K differently by selling and looking to buy product with a stronger ROI, but perhaps in Anton's market, that's tough to do.

Yes there is a risk that the seller would change their mind but then you have reduced your risk of having a stronger commitment.

I hope your investing career gets stronger here.